{"asOf":"2026-07-10T05:02:34.132Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/4000-4099-w-girard-ave","address":"4039 W GIRARD AVE","parcelNumber":"062175900","source":"https://property.phila.gov/?p=062175900","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"BW REAL ESTATE INVESTMENT","coOwner":null,"marketValue":99700,"livableArea":2212,"yearBuilt":1915,"lastSale":{"price":18000,"date":"2017-01-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"3127165","date":"2014-03-28","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"4721208","date":"2015-07-27","title":"WALL DETERIORATED IDF","status":"COMPLIED","resolutionDate":null},{"number":"4721206","date":"2015-07-27","title":"ROOF DETERIORATED ID","status":"COMPLIED","resolutionDate":null},{"number":"4533843","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null},{"number":"4533842","date":"2017-11-30","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null},{"number":"4533844","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null},{"number":"4533845","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"424265","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-31","completedDate":"2015-02-17","violations":[{"number":"3127165","date":"2014-03-28","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null}]},{"number":"493878","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-07-27","completedDate":"2018-08-23","violations":[{"number":"4721208","date":"2015-07-27","title":"WALL DETERIORATED IDF","status":"COMPLIED","resolutionDate":null},{"number":"4721206","date":"2015-07-27","title":"ROOF DETERIORATED ID","status":"COMPLIED","resolutionDate":null}]},{"number":"613792","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2017-11-30","completedDate":"2018-03-24","violations":[{"number":"4533843","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null},{"number":"4533842","date":"2017-11-30","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null},{"number":"4533844","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null},{"number":"4533845","date":"2017-11-30","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2017,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"424265","date":"2014-03-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"424265","date":"2014-03-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"493878","date":"2015-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2016-04-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2016-06-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2017-05-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2017-08-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2017-10-06","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"493878","date":"2017-11-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"613792","date":"2017-11-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613792","date":"2017-12-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"493878","date":"2017-12-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"493878","date":"2018-01-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"493878","date":"2018-02-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"493878","date":"2018-02-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"493878","date":"2018-06-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"493878","date":"2018-08-23","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":6,"passes":0},{"y":2018,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97422850959293,"lng":-75.20579838813983,"geom":{"type":"Polygon","coordinates":[[[-75.205790462,39.974357201],[-75.205741681,39.974096674],[-75.205804443,39.974089635],[-75.205854886,39.974360628],[-75.205790462,39.974357201]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1710,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"16 WILLERS RD, UPPER CHICHESTER PA, 19014","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16900,"taxable":16900},{"y":2017,"v":16900,"taxable":16900},{"y":2018,"v":16900,"taxable":16900},{"y":2019,"v":16100,"taxable":16100},{"y":2020,"v":16700,"taxable":16700},{"y":2021,"v":16700,"taxable":16700},{"y":2022,"v":16700,"taxable":16700},{"y":2023,"v":41100,"taxable":41100},{"y":2024,"v":41100,"taxable":41100},{"y":2025,"v":83700,"taxable":83700},{"y":2026,"v":83700,"taxable":83700},{"y":2027,"v":99700,"taxable":99700}],"taxNow":1172,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"635826","date":"2015-09-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MAKE SAFE PERMIT - FOR REPAIRS TO FRONT PORCH AND ROOF, REAR WALL TO RESOLVE CASE 493878. ENGIEERER REPORT MAY BE NEEDED BY FEILD INSPECTOR ONCE WORK IS STARTED AND DEEMED NEEDED. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 493878."},{"number":"829890","date":"2018-01-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"MAKE SAFE PERMIT- FOR REPAIR OF RESIDENTIAL BUILDING AS PER ENGINEER'S REPORT AND PLANS TO RESOLVE CASE #613792 AND CASE #493878. REPAIR MAIN ROOF, REMOVE FRONT PORCH ROOF, RE-CONSTRUCT FRONT PORCH FLOOR, MASONRY REPAIR OF FRONT, REAR AND SIDE EXTERIOR WALLS. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. SEPARATE PERMITS ARE REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #613792 AND CASE #493878. CONTACT AREA INSPECTOR PRIOR TO START OF WORK. SEPARATE PERMITS FOR HVAC, PLUMBING, ELECTRICAL AND ALTERATIONS REQUIRED."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"sale","p":18000},{"y":2017,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2017,"k":"insp","w":"Inspection failed ×6"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":false,"licenses":[{"number":"912336","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Felicia Lai","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-12-13","latestIssueDate":"2022-12-13","expirationDate":"2023-12-12","inactiveDate":"2024-02-10"}],"signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 635826 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 23, 2018.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #912336: Inactive since Feb 10, 2024","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}